Foundation Repair Fundamentals And how they relate to the Real Estate Industry in the DFW Area
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1 Foundation Repair Fundamentals And how they relate to the Real Estate Industry in the DFW Area Presented by MBRGFR.COM Office:
2 Objectives: I: Understanding Foundations. Explain how foundation related issues can affect your closings. Establish information regarding different types of foundations. II: Defining Foundation Problems. Detailed discussion on how foundation troubles arise. Provide relevant facts on how to spot potential foundation problems. III: How Foundations Are Evaluated Talk about Engineers and their role in designing and approving repairs Engineering Techniques in evaluating a property Protect realtors from deceptive companies and their warranties. IV: Types of Foundation Repair Educate realtors on different methods of foundation repair. V: Why Repair Foundations Learn how to justify foundation repair to both buyers and sellers. VI: How to Maintain Foundations Pointers on how to properly maintain foundations VII: Plumbing in Relation to Foundations and Foundation Repair How and why plumbing in important VIII: Foundation Myths and Misnomers Bust myths and misnomers Instructor: M. Brian Ramon Qualifications Experience
3 I: Understanding Foundations Why sit through this course? Foundation issues are common in the DFW area. Faulty or failing foundations can drastically affect the value of the home. This info will enable you to be more prepared to handle any situation.
4 What holds up your home? Slab-on-grade foundations Basic concept and history How to spot How to construct Reinforcement Rebar Post Tension Cables Grade Beams Substandard Slabs Pros and Cons
5 Pier and Beam foundations Basic concept and history How to spot how to construct Piers Surface Pads Beams Joists Subfloors Substandard Pier and Beam Foundations Pros and Cons Drainage and ventilation
6 Block and Base foundations Basic Concept and history How to Spot How to construct Other types of foundations
7 II: Defining Foundation Problems. How foundations fail: What does it mean when a foundation is failing? How does a failing foundation affect a home? What causes a foundation to need repairs? Improper Construction Soil Movement How soil movement can damage a foundational Settling Heaving Under hydration leading to settling. Over hydration leading to heaving. How seasonal changes affect soil movement Trees in close proximity to the foundation Improper drainage Water pooling near the foundation The importance of gutters Negative Grading causing water to flow towards the foundation
8
9 Signs of potential foundation problems: Obvious Signs Brick and Mortar Cracks Drywall Cracks Near Doors and Windows Other Areas Other Drywall Distress Interior and Garage Door Movement Window Movement and Separation Pressure cracks in the foundation itself Frieze Board Movement Trim Separation Expansion Joint Movement Cracks in floor tile Movement in floorboards Wall plate separation from the foundation Exposed Grade Beams Cut doors Obvious slopes or heaves in the flooring Hidden Signs Mortar Repairs Recent Paint Excessive Caulking Uneven Floors and Elevation Surveys How these measurements are taken, Acceptable and Unacceptable displacement High displacement not necessarily proof of foundation problems. Signs which do not indicate foundation troubles. Triangular Corner Pops. Spauling or exposed rebar. Post Tension Cable anchors not covered
10 III: How Foundations Are Evaluated Who can evaluate homes and foundations? Home Inspectors Foundation Repair Specialists Engineers Engineers and Engineering Reports: Why use an Engineer? Most foundation contractors are not engineers A repair company with in house engineers is a conflict of interest. Engineers verify contractor's measurements Ensures repair plan will be effective and is carried out faithfully Required by lenders Needed to acquire work permits What is an engineer? Education Certification by the State of Texas Difference between a Structural and a Civil Engineer How Engineers evaluate structures Visual inspections Signs of distress Soil testing Elevation measurements Comp-u-levels Laser levels 4 ft levels How to read an Engineer s report Initial engineering report Final engineering report
11 How to shop for a foundation repair company: Experience and longevity counts. Uses Independent Engineers to verify repairs Provides a plumbing test after the repair to ensure all is well and stable. All Warranties are not created equal. Purpose of warranties Need for warranties Limitations of warranties Duration of warranties Are only as good as they are written
12 IV: Types of Foundation Repair Correcting the problem: Minor issues may only require simple maintenance Repairing Pier and Beam Foundations Gaining access to the understructure Resetting and Reshiming Replacement of rotten beams and joists Straightening leaning, bent, or twisted piers and beams. Replacement of old or substandard supports, piers, or shims. Ventilation Excavation Drainage and Moisture Barriers Occasionally will require the installation of new piers. Repairing Slab foundations Supporting the home to protect against future settlement Lifting the home to ease existing stress and settlement Myriad 'types' of piers actually fall into one of a few categories. Drilled or Poured Piers Builder's Piers Bracket Piers Pressed Piers Steel Piers Concrete Piers Helical Piers Drilled Piers What they are and how they are installed Advantages Disadvantages Install time Ascertaining proper depth Builder's Piers May not achieve needed depth
13 May cause a foundation to heave. May anchor a foundation and prevent it from rising May not protect a home from future foundation issues May be needed to cut from foundation before repair can be done Bracket Piers What they are and how they are installed Deceptively inexpensive Companies like these because they are easy to install Allows them to underbid more traditional repair methods. Serious disadvantages Will need to be cut from foundation to correctly repair.
14 Pressed Piers What they are and how they are installed Driven to Refusal always ensures proper depth Pre-cast segments streamline the repair The Industry Standard Helical Piers What they are and how they are installed Pros and Cons Steel Piers Advantages Strength Good for multistory or industrial structures Disadvantages Cost Concrete Piers Advantages Cost Heavy Duty
15 Soil Stabilization Soil injections Pressure grouting Mudjacking and void filling Completely leveling a structure might not always be best Lifting a structure eases stress causes by settlement. Over lifting can apply additional stress and further damage the home Lifts should be limited to easing differential stress, not leveling perfectly Over lifted homes will need to be lowered to properly correct foundations
16 V: Why Repair Foundation? Justifying Repairs Foundation problems are unattractive. o Fewer potential buyers o Cosmetic issues ruin the home s image o Lower property value o Buyer knows that they will need to spend more money later o Buyers will not want that hassle. Lenders may not offer loans on properties with known problems. The damage from a failing foundation will not get any better with time o It will in fact get worse o Sooner is better Before or during a sale is a good time to repair. o Better to handle the matter before it s a problem. o Any cosmetic issues can be fixed up prior to the new owners move o Funds can be taken out of closing to help manage the cost. Completed repairs are attractive. o Buyer feels assured that The home has been maintained The seller wants to provide a home in good condition Their investment in the home is protected o There is one less thing the buyer has to worry about o There is a warranty if the home ever experiences more problems
17 VI: How to Maintain Foundations Good maintenance practices before and after a repair: Proper preventative maintenance can keep homes from needing repair Maintenance will still be required after a repair. Repair work does not make a home invulnerable to all foundation issues Preventative maintenance is the same as post repair maintenance Watering your foundation is important Sprinklers are not enough. They only moisten the top layer of soil and water evaporates easily Soaker hoses are best for keeping the soil moist below the topsoil Placement Duration When to water You will need to water more if there are nearby trees Foundation Watering IS allowed under water restrictions! Maintain the soil level at the base of your home as well How much space between the foundation and the soil level? How much and how far should the soil slope away from the home?
18 Watch for sinkholes What are sinkholes and how do they form? They can damage piers and cause further issues Correcting sinkholes is not difficult Proper drainage Ensure gutters are adequate make sure all downspouts drain onto splash blocks which run water several feet away from the foundation Surface drainage next to the foundation should slope away from the house approximately ¼ inch per foot If necessary, cut out a swail or install a french drain to move excess water away from the foundation
19 VII: Plumbing in Relation to Foundations and Foundation Repair Proper Plumbing is Critically Important In our experience about 60% of all warranty calls are ultimately due to plumbing related issues. Difference between Domestic freshwater system and Sanitary system. Many people can judge wither or not they have a leak in the domestic system by a sudden spike in their water bill, however leaks in the sanitary system are not so easy to discern. Leaks from either the domestic or sanitary system can cause the soil to heave. Hydrostatic plumbing tests are the best way to tell if you have a leak in either system. Other leak detection methods How leaks are isolated Should leaks be repaired before or after a foundation repair?
20 VIII: Foundation Myths and Misnomers So that s what you think? Some settling is normal and should not be worried about. The foundation may have some minor problems we ll just work around it. It's OK for a foundation to have some problems as long as it's old New homes won't have any foundation problems. The only way to really fix a foundation is to pier the entire home. An average repair will cost tens of thousands of dollars. Never buy a home with foundation repairs. I have a warranty so my entire foundation is covered. Few piers mean a poor repair. Many piers mean a good repair. Let's just get an estimate and have the seller drop the price. I'll never be able to sell a home with foundation problems... Great... I love this home but it has foundation problems. Oh well... I have a report from a few years ago which says the foundation is fine. I don't need to have the plumbing checked before/after a repair. My neighborhood is under watering restrictions so I can't water the foundation All those cracks will close once the foundation is repaired. Let's finish the remodel and then fix the foundation. Question and Answer Segment
21 Notes
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